Meeting record
Zoning Board of Adjustment, February 5, 2026
- Body
- Zoning Board of Adjustment
- Date
- February 5, 2026 (regular meeting)
- Video
- city recording, 0h 40m
- Called to order
- 0:01:05
- Adjourned
- 0:40:06
- Agenda
- data.jerseycitynj.gov
- Memorialized resolutions
- jerseycitynj-energovpub.tylerhost.net
- Votes
- 1 confirmed
The Zoning Board of Adjustment publishes no written minutes, so the votes and attendance on this page are as heard on the video and are marked unconfirmed until a memorialized resolution confirms them (see the
vote rule).
Attendance
Items
11 Z2025-0094 case
Announced under correspondence (agenda item 5, 'Do we have any correspondence? Yes, we do', 0:03:21) by a speaker who is not named: the applicant 'has requested to carry their case to May 7, 2026, with preservation of notice' (0:03:49). Carried to May 7, 2026, with preservation of notice. No motion or vote was heard.
10 Z2025-0082 case
- 0:05:58 Applicant: The appellant's side asked that the case be carried with preservation of notice, saying they had been trying to retain an attorney or a planner.
- 0:07:09 Attorney: An attorney for the developer of the property said the developer held permits and signed plans from the zoning office and would proceed at its own risk if the case were carried.
Called at 0:04:06 as case 10 (address first read as '5 Stegman Place' and corrected to 6 at 0:04:27). Appellant Joel J. Arceo, 8 Stegman Place, gave name and address at 0:05:22 and 0:05:35; a second speaker gave an address of 9 Stegman Place (0:05:43). Carried from the January 8, 2026 meeting (agenda). Carried to March 5, 2026, with preservation of notices (0:10:00, 0:10:54). No motion or vote was heard.
12 Z2024-0063 case
6-0 6 ayes, 0 nays, roll call at 0:29:59Roll call by a reader who is not named, all in the 0:29:59 segment (word timing 0:30:13 to 0:30:29): Acting Vice Chair Shedeed 'Yes' (p 0.80), Commissioner DiAngelo 'Yes', Commissioner Czaplicki 'Yes', Commissioner Burns 'Yes', Commissioner Coviello 'Yes', Acting Chair Araujo 'Yes' (each p 1.00). Announced: 'Motion carries, 6-0' (0:30:39). Coyle, Allen and Patel were not named at the opening roll call (0:02:16). Motion ('I'll make a motion to approve case Z2024-0063', 0:29:58) and second (0:29:59) by speakers who are not named. RESO Z2024-0063 (EnerGov, date of hearing February 5th, 2026, memorialized April 9th, 2026) 'unanimously approves' and prints 'VOTING 6' over a table listing Araujo, Shedeed, DiAngelo, Czaplicki, Burns and Coviello; in its text layer Araujo's tick sits under the NO column, the other five under YES. Held until that row is read on the PDF. The resolution (RESO Z2024-0063) says the board 'unanimously approves' and prints 'VOTING 6'; in its text layer Acting Chair Araujo's mark sits under the NO column. The video has Araujo 'Yes' (0:30:29) and 'Motion carries, 6-0'. Published as heard on Adam Hanford's review of 2026-10-20.
- 0:11:39 Attorney: The applicant's attorney described a rear-yard setback variance to demolish an existing garage and build a three-storey building with two units, and submitted notices marked A1.
- 0:18:05 Applicant: The applicant's architect, Donald Chin, testified to a 10-foot-1-inch rear yard where 19 feet is required and lot coverage of 76% where 85% is the maximum.
- 0:28:51 Staff: Staff said stormwater management had been raised with the applicant and recommended approval subject to the conditions in a memo dated February 2, 2026, which the applicant accepted.
Called at 0:11:05. Attorney heard as 'Eugenio O'Connell' (0:11:39; agenda: Eugene P. O'Connell, Esq.). Applicant Lik Yeung Li (agenda). As testified: lot 20.2 feet by 76.5 feet, 1,545.3 square feet (0:15:54); three-storey two-family dwelling over a cellar with a roof deck of just over 800 square feet set back 14 feet 4 inches from the front (0:17:22, 0:23:32); rear yard 10 feet 1 inch where 19 feet is required (0:18:05); lot coverage 76% (0:18:19); existing curb cut eliminated (0:21:05); payment to the city tree fund in place of a street tree (0:21:15). The chair asked whether anyone wished to speak (0:28:26); no member of the public spoke. Commissioners had no questions (0:28:51). Staff (thanked as 'Sophia' at 0:30:37; agenda review planner Sophia Pereira) recommended approval with the conditions in the memo of February 2, 2026 (0:29:33).
13.1 Z22-028 case
Resolution: one-year extension of prior approvals, 32 Glenwood Avenue LLC (as heard)
Agenda item 13 (Memorialization of Resolutions); the agenda lists no individual resolutions, so 13.x is this record's order of reading and the case numbers and applicants are as read on the video by a speaker who is not named ('Okay, do we have resolutions?' 0:31:39; 'the first few resolutions we have to memorialize were heard on November 20th, 2025', 0:31:52). Heard November 20, 2025, with Acting Chairwoman Araujo and Commissioners Allen, Burns, Czaplicki, DiAngelo and Shedeed in attendance (0:32:53); approved six in favour, none opposed (0:33:11). No question on memorializing it and no answer were heard before the reader moved to the next resolution (0:33:17), in the full pass or in the re-transcription of 1975-2005 s; recorded Heard pending review.
13.2 Z2025-0062 case
Resolution: 'D' variance, Mustafa Mustafa LLC, 63 Hutton Street (as heard)
Voice vote, no roll call at 0:34:08 as heard, unconfirmedNo member's answer is recorded for a voice vote.
Heard November 20, 2025, the same commissioners as 13.1 with 'Peter Barron' (as heard) joining, seven commissioners (0:33:17, 0:33:30); approved seven in favour, none opposed (0:34:08). Memorialized by voice vote: 'All in favor of memorializing that?' (0:34:08), 'Aye.' (0:34:16); no roll call, so no by-member vote is recorded.
13.3 Z2025-0046 case
Resolution: preliminary and final major site plan with 'c' and 'd' variances, Arlington Avenue Group, LLC, 292 Arlington Avenue (as heard)
Voice vote, no roll call at 0:35:06 as heard, unconfirmedNo member's answer is recorded for a voice vote.
Heard November 20, 2025, 'same 7 commissioners' (0:34:18); approved five in favour, two opposed (0:34:45); opposed as read: Chairwoman Coyle and Commissioner Burns; in favour as read: Vice Chair Araujo, Patel, Barron, Allen and DiAngelo (0:34:57). Memorialized by voice vote: 'All in favor of memorializing that? Aye.' (0:35:06); no roll call, so no by-member vote is recorded.
13.4 Z2025-0084 case
Resolution: two-year extension, Hassan Chowdhury, 1811 John F. Kennedy Boulevard (as heard)
Voice vote, no roll call at 0:35:46 as heard, unconfirmedNo member's answer is recorded for a voice vote.
Read as 'case is 2025-0084' (no 'Z' heard) within the 0:35:06 segment. Heard December 11, 2025, with Chairwoman Araujo and Commissioners Allen, Burns, Czaplicki, DiAngelo and Shedeed present (0:35:36); passed six in favour, none opposed (0:35:43). Memorialized by voice vote: 'All in favor of memorializing that?' (0:35:46), 'Aye.' (0:35:48); no roll call, so no by-member vote is recorded.
13.5 Z2025-0035 case
Voice vote, no roll call at 0:36:48No member's answer is recorded for a voice vote.
Heard January 8, 2026 (0:35:50; see zoning-2026-01-08, item 10), seven members present (0:36:17); in favour as read: Araujo, Shedeed, Allen, Czaplicki, Burns and Coviello; against: Chairwoman Coyle; six in favour, one opposed (0:36:40). Memorialized by voice vote: the question was heard as 'No one in favor of memorializing that.' ('No' p 0.61, 'one' p 0.69), followed by 'Aye.' (0:36:48); the re-transcription of 2195-2235 s hears 'No in favor of memorializing that' ('No' p 0.58, 'in' p 0.63) and 'Aye' (p 0.54) at 0:36:49 to 0:36:51. Voice vote, no roll call, so no by-member vote is recorded. RESO Z2025-0035 (EnerGov, In the Matter of LAM Capital Investments, LLC, 30-34 Clinton Avenue, Block 18603, Lot 34; 'Decided: January 8, 2026, Memorialized: February 5, 2026', p. 1) records the memorialization.
13.6 Z22-056 case
Resolution: appeal from the zoning office's decision, Zachary Kozak, 83 Monitor Street (as heard)
Voice vote, no roll call at 0:39:14 as heard, unconfirmedNo member's answer is recorded for a voice vote.
Heard February 23, 2023 (0:36:58; case read at 0:37:10). Commissioners in attendance as read: Chairman Jacobs and Commissioners Donnelly, Araujo, Green, Park and Shedeed (0:37:33). Two motions were read: a motion to deny the appeal, affirming the zoning office's decision on a parking space, passed five in favour, one opposed (Shedeed) (0:38:03 to 0:38:31); a motion to affirm the appeal, reversing the zoning office's decision on front yard landscaping, passed four in favour, two opposed (Jacobs and Park) (0:38:31, 0:39:04). The question 'all in favor of memorializing that' was put after the first motion (0:38:31) with no answer heard, and again after the second, 'All in favor of memorializing that, please.' (0:39:14), 'Aye.' (0:39:17); no roll call, so no by-member vote is recorded.
6 other
Amended to Precision Reporting Contract
Voice vote, no roll call at 0:40:03 as heard, unconfirmedNo member's answer is recorded for a voice vote.
- 0:39:37 Unidentified: A speaker said the hourly rate negotiated with city staff had not been reflected in the agreement passed in December.
Taken up after the memorializations: 'an agreement for the stenographic services of Miss Lombardozzi's contract' (0:39:18; 'Miss' p 0.38). Voice vote on the contract: 'All in favor of voting on Bridget's contract?' (0:40:03), 'Yes' heard three times (0:40:05, 0:40:06; p 0.95, 0.18, 0.23), then 'Any opposed? No. No.' (0:40:06). A second voice vote memorialized the resolution for the contract: 'all in favor of memorializing that? Aye. Aye.' (0:40:06). No roll call, so no by-member vote is recorded. Other agenda items: call to order 0:01:05, roll call 0:01:50, swearing in of staff asked at 0:02:20 (oath not heard on the transcript), sunshine announcement 0:02:58 (entered as B1), correspondence 0:03:21; items 7 (Adjournments), 8 (Old Business) and 9 (New Business) were not called separately; item 14 (Executive Session) was not called on the video; for item 15 (Adjournment) see the meeting's adjourned field.
Record drafted 2026-10-18, checked 2026-10-18, reviewed by Adam Hanford (review pending).